Trying to figure out how much office space costs in the UK for your 2025 office move?
It all comes down to a few key things: location, amenities, and the type of space you need.
Whether you're after a private office, a coworking spot, or a traditional lease, knowing the ins and outs of pricing will help you make the best decision for your budget and business needs.
Let’s break it all down so you can rent smarter.
How do you calculate office space cost?
Office space costs aren’t one-size-fits-all.
It depends on the type of space and how the provider sets their prices. Here’s how it usually works:
It depends on the type of space and how the provider sets their prices. Here’s how it usually works:
Flexible office spaces
In flexible office spaces, pricing is most often displayed as a monthly fee. For example:
- A 10-desk office might be £5,000 + VAT per month.
- Alternatively, some spaces charge per desk, like £500 + VAT per desk per month.
This all-in-one approach is super handy because it keeps things simple and predictable.
No hidden extras.
Traditional leases
With traditional office leases, pricing is typically displayed per square foot per year. For example:
- A 500-square-foot office could be £100 per square foot per year.
This means you’re paying for the space itself and then covering other expenses separately (like utilities, furniture, and cleaning).
It’s a bit more admin but can work out cheaper if you’re good at managing costs. Understanding how each option is priced makes it easier to compare and find the best fit for your budget.
What’s included in the price of an office?
It depends on the type of office as to what you get included in the price.
Flexible office spaces
Flexible office spaces are usually all-inclusive, which means one monthly fee covers everything you need to get up and running, including:
- Rent
- Business rates
- Service charges
- Utilities (electricity, water, heating)
- WiFi
- Insurance
- Furniture (desks, chairs, storage)
- Cleaning
- Access to shared kitchens with free tea and coffee
Meeting rooms
Meeting room access varies by provider and could be:
- Credit system: You get a set number of free credits per month.
- Pay-as-you-do (PAYG): You pay for meeting room use as needed.
- Free of charge: Some spaces include free meeting rooms as a perk.
Traditional leases
In traditional leases, costs are usually broken down into:
- Rent
- Business rates
- Service charges
You’ll need to sort out everything else (utilities, internet, cleaning, furniture, etc.) yourself.
It’s more responsibility but also more flexibility to choose your own suppliers and control costs. (And if the wording around traditional office spaces is going over your head, check out our handy glossary.)
It’s more responsibility but also more flexibility to choose your own suppliers and control costs. (And if the wording around traditional office spaces is going over your head, check out our handy glossary.)
Hidden office costs to consider
When budgeting for office space, it's easy to focus on the headline price — the monthly rent or per-desk fee.
But there are often hidden costs that can catch you off guard if you’re not prepared. Knowing what to look out for will help you avoid unpleasant surprises and budget more accurately. Here’s what to watch out for:
But there are often hidden costs that can catch you off guard if you’re not prepared. Knowing what to look out for will help you avoid unpleasant surprises and budget more accurately. Here’s what to watch out for:
- Maintenance fees: Even if you’re in a fully managed office space, you might be charged extra for certain maintenance services, like repairs, common area maintenance (CAM) fees, and building management fees.
- Utilities: While most flexible office spaces include utilities and WiFi, traditional leases don’t. You might have to pay separately for electricity, heating, internet, water, and waste disposal.
- Parking charges: If your team drives to work, parking fees can add up quickly, especially in city centres.
- Printing and office supplies: Not all flexible offices include printing, scanning, and office supplies.
- Security deposits: Most office providers require a security deposit, which can be as much as three months’ rent.
- Admin fees: For setting up contracts or changing lease terms.
- Fit-out costs: If you need to customise or furnish the space.
- Legal fees: For reviewing contracts, especially for traditional leases.
- Exit fees: Ending a lease can come with unexpected costs, especially for traditional leases.
- Dilapidation costs: Also for traditional leases, you’re often required to restore the office to its original condition, including repainting and repairing any damage.
- Meeting rooms: Meeting rooms can be a hidden expense, especially in coworking or serviced offices.
- Insurance: Depending on the office type, you may need contents insurance, public liability insurance, and/or employer’s liability insurance.
How to avoid hidden costs
- Ask for a detailed breakdown: Always ask for a detailed breakdown of costs before signing a lease.
- Read the fine print: Make sure you understand what’s included and what isn’t.
- Negotiate: Some costs, like meeting room credits or parking fees, can be negotiated upfront.
- Work with an expert: Our team of office space experts at Tally Workspace can help you understand and compare costs, ensuring there are no surprises later on. The best part? It comes at no added cost to you.
Key factors that affect office pricing
There are a few reasons why one example of office space pricing would be different from another like:
Location
Where your office is makes a massive difference to the price. Here’s how it breaks down:
- Office Space in Central London: £700 - £1,500 per desk per month
- Office Space in Manchester: £350 - £700 per desk per month
- Smaller towns: From £200 per desk per month
Offices in prime spots near transport links, restaurants, and shops will cost more.
If you’re open to being a little further out, you can save a ton while still being well-connected. Dig deeper: How Much Does Office Space Cost in London?
If you’re open to being a little further out, you can save a ton while still being well-connected. Dig deeper: How Much Does Office Space Cost in London?
Amenities
The more amenities you want, the more you’ll pay.
Most flexible office spaces include essentials like Wi-Fi, cleaning, and kitchen access. But extras like these will push the price up:
Most flexible office spaces include essentials like Wi-Fi, cleaning, and kitchen access. But extras like these will push the price up:
- On-site gym or fitness facilities
- In-house café or restaurant
- Concierge services
- High-end meeting rooms with advanced tech
- Secure parking spaces
Think about what your team actually needs day-to-day to avoid paying for stuff you won’t use.
Size and layout
How much space you need and how it’s laid out will impact the price. Here’s what to consider:
- Per desk cost: Flexible offices usually charge per desk.
- Square footage: Traditional leases charge per square foot.
Rule of thumb:
- Allow 50-100 square feet per person for a comfortable workspace.
- Factor in extra space for meeting rooms, breakout areas, and storage.
Open-plan offices are usually cheaper because they maximise the use of space, while partitioned areas cost more for the added privacy.
Office type
Different office setups come with different costs:
- Private offices: Higher cost for privacy and dedicated space.
- Coworking spaces: More affordable with shared amenities, great for freelancers or small teams.
- Serviced offices: Fully managed with all-inclusive pricing, ideal if you want minimal hassle.
- Traditional leases: Cheaper long-term but need upfront investment in furniture, utilities, and maintenance.
Do prices vary within the same building?
Yes, even in the same building, prices can vary depending on:
- Internal vs. external offices: External offices with windows and natural light are pricier.
- Views: Cityscape or waterfront views usually come with a premium.
- Refurbishment: Newly renovated spaces with modern decor and better facilities cost more.
- Proximity to amenities: Offices closer to lifts, kitchens, or meeting rooms are often more expensive for added convenience.
Can you negotiate on flexible office space prices?
Absolutely. Office space prices are usually negotiable, especially if you can sign the contract quickly, you’re ready to move in straight away, and/or it’s the end of the quarter or financial year (when providers are keen to hit targets).
What you can negotiate on:
What you can negotiate on:
- Monthly rent
- Rent-free periods
- Meeting room credits
- Budget for customisation or fit-out
Tally Workspace is great at negotiating deals because we know the market inside out.
We can help you get the best price and the most value for your budget.
How much office space do I need?
Here’s how to figure out the right amount of space:
- Number of employees: Plan for 50-100 square feet per person.
- Meeting rooms: Consider how often you need private meeting spaces.
- Breakout areas: These are great for collaboration and taking breaks.
- Storage needs: Don’t forget space for filing cabinets, equipment, and other essentials.
Tips for saving on office costs
- Location flexibility: Being open to different areas can save you a lot.
- Shared amenities: Opting for shared meeting rooms and breakout spaces cuts costs.
- Longer lease commitments: Committing to a longer lease can lower your monthly rate.
- Negotiate added value: Ask for extras like more meeting room credits or reduced service charges instead of focusing only on rent.
Finding the right office space for you and your team
Picking the right office space is all about balancing cost, location, and amenities.
Start by setting a budget and listing your must-haves. Then compare different office types to see which one fits your needs. And remember, office prices are negotiable — don’t be afraid to ask for a better deal. Whether you’re a startup, a growing team, or an established business, there’s an office space out there that’s perfect for you. Ready to find your new office? Get in touch with our team at Tally Workspace for expert help and personalised recommendations. We’re here to help you find the best space at the best price.
